17 Jennifer Path · Quiogue, NY 11978

$1,399,000

4 bd · 2.5 ba · 2,036 sqft · SingleFamily public records · 69 Days on market

Built 2000 0.51 ac lot $687/sqft · 5% below area Est $2073k · 33% under

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Why this score? — see what drove the A grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away at the end of a peaceful cul-de-sac on Jennifer Path, this maintained home on a half-acre lot offers the perfect opportunity to plant roots in Westhampton Beach. The inviting rocking-chair front porch sets the tone for the interior space within. The main level is defined by its classic layout and warm hardwood flooring. This floor features a dedicated living room with a gas fireplace, a formal dining room perfect for hosting your guests, and a convenient half bath. The kitchen includes a casual eat-in area adjacent to a dining space with glass french doors, while the den serves as a spacious retreat with its soaring vaulted ceiling, second gas fireplace, and second set of glass French doors leading to the backyard deck. A convenient mudroom area also provides seamless interior access to the two-car garage. The second level is home to all four bedrooms, including a vaulted ceiling master suite with a recently updated private bath and an additional full hallway bathroom. For added versatility, the partially finished lower level includes its own outside entrance, third full bathroom, and a dedicated laundry area. Outside, the half-acre property transforms into a private sanctuary. Enjoy an expansive cedar deck with a new awning, relaxing hot tub, storage shed, and a sparkling heated in-ground pool featuring a brand-new 2025 heater. With a new roof and solar panels installed in 2020, this energy-efficient home is ideally situated in the Westhampton Beach School District, just six minutes from the LIRR and moments from the Westhampton Beach Village Main Street, boutiques, farm stands, and world-class beaches that define the area. Residents enjoy low taxes ($6,037.56) and access to Southampton Town beaches, with the additional exclusive option to buy into the Westhampton Beach Village beaches. Whether you are seeking a summer getaway, an investment opportunity, or a year-round residence, 17 Jennifer Path is your invitation to secure your place in the Hamptons. *Home being sold as is.*

Key facts

• Eat-in area
• Half-acre lot
• Formal dining room

Tags

• HALF-ACRE LOT
• ROCKING-CHAIR FRONT PORCH
• GAS FIREPLACE
• FORMAL DINING ROOM
• EAT-IN AREA
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $9k ($109k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.40M).
• Recommended offer: $1.32M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,023 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Westhampton Beach Union Free School District (suburban): math 72% / reading 75% proficiency, ranked #81 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 112 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $22,088/mo this rent would consume 212% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $150k of equity ($10k loan paydown + $140k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $392k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$240k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $100k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,315,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.77%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (median comp): $2,073,071
• List price: $1,399,000
• Delta: -30.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Woodbridge Ln	0.70mi	3/2.0 (-1)	1,926 (-5%)	12mo	$850,000	$441	42
7 Quantuck Bay Rd	0.57mi	3/2.0 (-1)	1,770 (-13%)	8mo	$1,500,000	$847	38
5 Quantuck Bay Ln	0.42mi	3/2.0 (-1)	1,746 (-14%)	21mo	$845,000	$484	32
477 Montauk Hwy	0.65mi	3/4.5 (-1)	2,300 (+13%)	4mo	$1,200,000	$522	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 4.42×
• Total profit: $1,338,895
• Equity at exit: $1,260,330

10-year hold

• IRR: 39.3%
• Equity multiple: 9.90×
• Total profit: $3,487,839
• Equity at exit: $2,717,949

Cash invested: $391,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $22,088 medium
• Mortgage (P&I): −$7,337
• Tax from tax record: −$464 /mo · $5,570/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,639
• Net cashflow: $9,066

Break-even live

Break-even rent $10,612

Max offer price $1,399,000

Occupancy floor 54%

Sensitivity live

Price	-10% $9,858	-5% $9,462	+0% $9,066	+5% $8,670	+10% $8,274
Rent	-10% $7,321	-5% $8,194	+0% $9,066	+5% $9,938	+10% $10,811
Rate	-1.0pp $9,771	-0.5pp $9,422	base $9,066	+0.5pp $8,703	+1.0pp $8,335

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Jennifers Path Westhampton Beach, NY	4.0	3.5	3000	$20,000	$6.67	23d	1	0.10mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	45d	1	0.77mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	26d	1	0.91mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	45d	1	1.08mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	20d	1	1.14mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	7d	1	1.15mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	45d	1	1.15mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	5d	1	1.18mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	45d	1	1.20mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	45d	1	1.32mi
2941 Quogue Riverhead Rd East Quogue, NY	3.0	2.5	2044	$80,000	$39.14	26d	1	1.39mi
1 Whippoorwill Ln East Quogue, NY	4.0	4.0	2483	$29,000	$11.68	7d	1	1.43mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	45d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $1,399,000 Active 69 DOM
2. 2026-06-18
   days on market $1,450,000 Active 66 DOM
3. 2026-06-17
   days on market $1,450,000 Active 65 DOM
4. 2026-06-16
   days on market $1,450,000 Active 64 DOM
5. 2026-06-15
   days on market $1,450,000 Active 63 DOM
6. 2026-06-13
   days on market $1,450,000 Active 61 DOM
7. 2026-06-09
   days on market $1,450,000 Active 57 DOM
8. 2026-06-08
   days on market $1,450,000 Active 56 DOM
9. 2026-06-07
   days on market $1,450,000 Active 55 DOM
10. 2026-06-04
    pricedays on market $1,450,000 Active 52 DOM
11. 2026-06-03
    days on market $1,499,000 Active 51 DOM
12. 2026-06-02
    days on market $1,499,000 Active 50 DOM
13. 2026-06-01
    days on market $1,499,000 Active 49 DOM
14. 2026-05-31
    days on market $1,499,000 Active 48 DOM
15. 2026-04-13
    listed $1,499,000 Active 2025-char remark

    Show marketing remark (2025 chars)

    Tucked away at the end of a peaceful cul-de-sac on Jennifer Path, this maintained home on a half-acre lot offers the perfect opportunity to plant roots in Westhampton Beach. The inviting rocking-chair front porch sets the tone for the interior space within. The main level is defined by its classic layout and warm hardwood flooring. This floor features a dedicated living room with a gas fireplace, a formal dining room perfect for hosting your guests, and a convenient half bath. The kitchen includes a casual eat-in area adjacent to a dining space with glass french doors, while the den serves as a spacious retreat with its soaring vaulted ceiling, second gas fireplace, and second set of glass French doors leading to the backyard deck. A convenient mudroom area also provides seamless interior access to the two-car garage. The second level is home to all four bedrooms, including a vaulted ceiling master suite with a recently updated private bath and an additional full hallway bathroom. For added versatility, the partially finished lower level includes its own outside entrance, third full bathroom, and a dedicated laundry area. Outside, the half-acre property transforms into a private sanctuary. Enjoy an expansive cedar deck with a new awning, relaxing hot tub, storage shed, and a sparkling heated in-ground pool featuring a brand-new 2025 heater. With a new roof and solar panels installed in 2020, this energy-efficient home is ideally situated in the Westhampton Beach School District, just six minutes from the LIRR and moments from the Westhampton Beach Village Main Street, boutiques, farm stands, and world-class beaches that define the area. Residents enjoy low taxes ($6,037.56) and access to Southampton Town beaches, with the additional exclusive option to buy into the Westhampton Beach Village beaches. Whether you are seeking a summer getaway, an investment opportunity, or a year-round residence, 17 Jennifer Path is your invitation to secure your place in the Hamptons. *Home being sold as is.*

16. 2025-07-08
    historical $6,000
17. 2025-04-16
    listed $6,000
18. 2024-01-25
    historical $45,000
19. 2024-01-01
    listed $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,570 · $464/mo
• Projected year-2 tax: $14,607 · $1,217/mo
• Expected delta: +$9,036/yr (+$753/mo · 162.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $265,058
• − Mortgage interest: −$78,366
• − Property taxes: −$5,570
• − Insurance: −$6,995
• − Repairs & maintenance: −$21,205
• − Management: −$21,205
• − Depreciation: −$40,698
• Taxable income: $91,019
• Est. tax owed @ 24.0%: −$21,845
• After-tax cash flow: $86,947/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Westhampton Beach Union Free School District
• NCES district ID: 3631020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $88,137
• Composite: 65.91/100
• National rank: #444
• State rank: #81 of 590 in NY

Livability — Quiogue

• Score: 59/100
• State rank: #1023
• US rank: #19962

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quiogue, NY
• County: Suffolk County · 679,920 people
• City population: 4,376
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.02%
• Current HPI: 460.3964
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+3231.1% since first listed

5 events — show timeline

• 2026-04-13 Listed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-08 Rental Removed $6,000 ONEKEY
• 2025-04-16 Listed for Rent $6,000 ONEKEY
• 2024-01-25 Rental Removed $45,000 ONEKEY
• 2024-01-01 Listed for Rent $45,000 ONEKEY

Property tax history

+2.5%/yr

Latest (2024): $5,570 · +0.0% YoY. Source: county tax records.